8700 MENCHACA RD 406 TX 78748
| Owner | KO OLINA LLC |
|---|---|
| Parcel ID | 0424193325 |
| Short ID | 734614 |
| Type | Real |
| Use Code | 23 Small Office Condo |
| Valuation | Income |
| Improvement SF | 994 SF |
| Land SF | 4,294 SF |
| Acres | 0.099 |
| Year Built | 2007 |
| Legal | UNT 406 BLD 4 GRAND OAKS OFFICE CONDOMINIUMS AMENDED PLUS 2.083 % INT IN COM AREA |
| Neighborhood | 23SC12 |
| Land | $42,943 |
|---|---|
| Special Use Land Market | Not Available |
| Total Land | $42,943 |
| Improvement | $295,229 |
|---|---|
| Total Improvement | $295,229 |
| Market | $338,172 |
|---|---|
| Special Use Exclusion (−) | Not Available |
| Appraised | $338,172 |
| Value Limitation Adjustment (−) | — |
| Net Appraised (assessed) | $338,172 |
| Taxable Value | $338,172 |
|---|
Appreciation: Market value has risen +44.6% from $233,887 (2021) to $338,172 (2025), a CAGR of 9.7% over 4 years. This is strong appreciation — well above typical inflation. Most of this growth came in a single year (2024→2025), not a steady climb — worth checking what drove that reappraisal rather than assuming a smooth trend. Over the same span, the median Commercial parcel countywide rose +24.1%, so this parcel has outpaced the broader commercial market over the same period.
Tax Burden: The combined rate across 5 taxing entities is 2.0465% in 2025 (+0.0647% vs 2024 — rates increased ). At the current taxable value, estimated annual taxes are $6,921. Austin ISD is the largest single contributor, at 45.2% of the total 2025 levy.
Asset Class: Commercial. No homestead exemptions apply — full market value is taxable. This is valued using the income approach, so changes in rent roll or occupancy move the appraisal more directly than they would for a cost-approach property.
Value Composition: Land carries 13% of market value ($42,943 land vs $295,229 improvements), about $10/SF of land. Most value sits in the improvements, so building condition, age (~19 yrs), and rent roll drive the underwriting.
Submarket Position: At $338,172, this parcel sits in the bottom quartile (<25th percentile) of Commercial property in Travis County — county median $1,417,484 (P25 $649,268 / P75 $3,347,260, n=13,608). Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. See the Peer Set and the Where This Property Stands benchmark below, which narrows to this property's actual use code, for parcel-level comparables.
Forward Outlook: Holding the +9.7% Base-scenario CAGR (Based on 2021–2025 certified trend, projected forward from 2025), the model projects market value near $536,169 by 2030, with an estimated annual tax burden around $10,100. Estimated Forward figures are model projections, not certified — see the 6-Year Projection section for the low/base/high bands.
No delinquent taxes on record.
1 components · show ▾hide ▴
| Code | Description | SF | In Gross |
|---|---|---|---|
| 1ST | 1st Floor | 994 SF | ✓ |
Market value changed by 82% in 2024, flagged as unusually large. Verify against comparable sales before using this value in underwriting.
| Entity | 2021 Rate | 2022 Rate | 2023 Rate | 2024 Rate | 2025 Rate | YoY (2024→25) | Amt Due | Amt Paid | Balance |
|---|---|---|---|---|---|---|---|---|---|
| IAU Austin ISD | 1.0617% | 0.9966% | 0.8595% | 0.9505% | 0.9252% | -0.0253% | $3,128.77 | $3,128.77 | Paid |
| CAT City of Austin | 0.5410% | 0.4627% | 0.4458% | 0.4776% | 0.5240% | +0.0464% | $1,772.08 | $1,772.08 | Paid |
| TCO Travis County | 0.3574% | 0.3182% | 0.3047% | 0.3444% | 0.3758% | +0.0314% | $1,271.00 | $1,271.00 | Paid |
| THD Travis Central Health | 0.1118% | 0.0987% | 0.1007% | 0.1080% | 0.1180% | +0.0101% | $399.12 | $399.12 | Paid |
| ACT Austin Community College | 0.1048% | 0.0987% | 0.0986% | 0.1013% | 0.1034% | +0.0021% | $349.67 | $349.67 | Paid |
| Combined Rate | 2.1767% | 1.9749% | 1.8092% | 1.9818% | 2.0465% | +0.0647% | $6,920.64 | $6,920.64 | Paid |
| 2026 Certified Certified | 2025 Certified Certified | Change 2025→2026 | |
|---|---|---|---|
| Market Value | $343,765 | $338,172 | +1.7% |
| Assessed Value | $343,765 | $338,172 | +1.7% |
| Land Value | $42,943 | $42,943 | +0.0% |
| Improvement Value | $300,822 | $295,229 | +1.9% |
| Taxable Value | $343,765 | $338,172 | +1.7% |
| Total Tax 2026 = estimate |
~$7,035
Estimated
|
~$6,921
Partial
|
ⓘ |
| 2026 Preliminary Preliminary | 2026 Certified Certified | Change | |
|---|---|---|---|
| Market Value | $343,765 | $343,765 | +0 (+0.0%) |
| Taxable Value | $343,765 | $343,765 | +0 (+0.0%) |
| Year | Market Value | Land Value | Imprv Value | Value Limitation Adj (−) | Net Appraised (Assessed) | Taxable Value | Total Tax | Source |
|---|---|---|---|---|---|---|---|---|
| 2026 | $343,765 | $42,943 | $300,822 | — | $343,765 | $343,765 | Not yet — post-cert | Certified — no billing yet |
| 2025 | $338,172 | $42,943 | $295,229 | — | $338,172 | $338,172 | ~$6,921 | Partial |
| 2024 | $271,681 | — | — | −$228,738 | $42,943 | $— | $6,461 | Verified |
| 2023 | $258,004 | — | — | −$215,061 | $42,943 | $— | $4,915 | Verified |
| 2022 | $256,125 | — | — | −$213,182 | $42,943 | $— | $5,095 | Verified |
| 2021 | $233,887 | — | — | −$190,944 | $42,943 | $— | $5,575 | Verified |
| Year | MktVal YoY | Assessed YoY | Asmt Ratio | Eff. Tax Rate | Coverage |
|---|---|---|---|---|---|
| 2026 | +1.7% | +1.7% | ~100% | Not available | Partial |
| 2025 | -31.4% | +3.7% | ~100% | Not available | Partial |
| 2024 | +81.5% ! | +20.0% | 66.1% | 1.3100% | Verified |
| 2023 | +5.3% | +5.3% | ~100% | 1.8100% | Verified |
| 2022 | +0.7% | +0.7% | ~100% | 1.9700% | Verified |
| 2021 | base year | — | ~100% | 2.3800% | Verified |
| Cumulative market value growth (earliest valid year → 2025): +32.0% | |||||
| 12 Month | Hist. Avg | Forecast Avg | Peak | When | Trough | When | |
|---|---|---|---|---|---|---|---|
| Market Value Growth | +1.7% | +8.3% | +9.3% | +24.5% | 2025 | +0.7% | 2023 |
| Assessment Ratio | 100.0% | 44.6% | — | 100.0% | 2025 | 15.8% | 2024 |
| Effective Tax Rate (2025) | 2.0500% | 2.0500% | — | 2.0500% | 2025 | 2.0500% | 2025 |
|
Tax Amount
⚑ 2025 total is a derived or partial figure, not independently confirmed |
$6,921 | $5,793 | ~$8,737 | $6,921 | 2025 | $4,915 | 2023 |
| Year | ~Mkt Value | ~Assessed | ~Rate | ~Ann. Tax | Value Δ |
|---|---|---|---|---|---|
| 2026 | ~$370,826 | ~$370,826 | ~2.0139% | ~$7,468 | +9.7% |
| 2027 | ~$406,634 | ~$406,634 | ~1.9814% | ~$8,057 | +20.2% |
| 2028 | ~$445,899 | ~$445,899 | ~1.9488% | ~$8,690 | +31.9% |
| 2029 | ~$488,955 | ~$488,955 | ~1.9163% | ~$9,370 | +44.6% |
| 2030 | ~$536,169 | ~$536,169 | ~1.8837% | ~$10,100 | +58.5% |
| 2026 | ~$364,063 | ~$364,063 | ~2.0465% | ~$7,450 | +7.7% |
| 2027 | ~$391,936 | ~$391,936 | ~2.0465% | ~$8,021 | +15.9% |
| 2028 | ~$421,943 | ~$421,943 | ~2.0465% | ~$8,635 | +24.8% |
| 2029 | ~$454,248 | ~$454,248 | ~2.0465% | ~$9,296 | +34.3% |
| 2030 | ~$489,025 | ~$489,025 | ~2.0465% | ~$10,008 | +44.6% |
| 2026 | ~$377,590 | ~$371,989 | ~1.9977% | ~$7,431 | +11.7% |
| 2027 | ~$421,602 | ~$409,188 | ~1.9488% | ~$7,974 | +24.7% |
| 2028 | ~$470,745 | ~$450,107 | ~1.9000% | ~$8,552 | +39.2% |
| 2029 | ~$525,615 | ~$495,118 | ~1.8512% | ~$9,166 | +55.4% |
| 2030 | ~$586,881 | ~$544,629 | ~1.8024% | ~$9,816 | +73.5% |
In 2025, this property's market value of $338,172 places it in the bottom 25% for Commercial properties in Travis County (13608 comparable) — -76% below the county median of $1,417,484. Commercial here is the broad TCAD category — every commercial property countywide, any size or use — not a use-code-specific peer group. Use the Use Code filter above to narrow to this property's actual type.
| Year | This Property | Bottom 25% | Median | Top 25% | Position | Group YoY |
|---|---|---|---|---|---|---|
| 2025 | $338,172 | $649,268 | $1,417,484 | $3,347,260 | ↓ Bottom 25% | -0.8% |
| 2024 | $271,681 | $661,016 | $1,438,465 | $3,471,171 | ↓ Bottom 25% | +0.0% |
| 2023 | $258,004 | $667,828 | $1,414,358 | $3,374,900 | ↓ Bottom 25% | +9.7% |
| 2022 | $256,125 | $553,066 | $1,215,730 | $2,939,150 | ↓ Bottom 25% | +3.3% |
| 2021 | $233,887 | $517,750 | $1,142,600 | $2,780,453 | ↓ Bottom 25% | base yr |
Estimate only. The appraisal district sets value as of Jan 1 (not at sale price). A sale is strong evidence of market value and is typically reflected in the next Jan 1 valuation. Taxing units set rates annually. Modeled from government data — not a legal or tax opinion.